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Thread: Major facelift for Paya Lebar

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    Default Major facelift for Paya Lebar

    Major facelift for Paya Lebar

    Straits Times: Sat, Sep 03

    THEY have long been seen as a bit sleepy, seedy and rundown, but Paya Lebar and Geylang are undergoing radical changes to make them a commercial hub - with positive spin-offs for home owners.

    Hotels, shops, parks and other facilities are on the drawing board for the area, as part of the Urban Redevelopment Authority's 2008 Masterplan.

    There is about 12ha of land available for development and a potential commercial floor space of more than 5 million sq ft.

    The new Paya Lebar Central is poised to be a

    bustling commercial centre near the MRT station, with a mix of office, retail and hotel developments, and attractive public spaces.

    Mr Alan Cheong, Savills' associate director of research and consultancy, said: 'The Kallang district is perceived to be more genteel; it will have to attract users who may be (more similar in profile) to those of traditional Central Business District commercial space users.'

    A key driver of the makeover will come when the Ministry of Manpower opens a Continuing Education and Training campus in Paya Lebar Central in 2013. The eight-storey campus will focus on tourism, hospitality, food and beverage, retail, security and aerospace.

    'By taking the lead, the Government is sending a signal that it is committed to its plan for the area,' said Ms Chia Siew Chuin, Colliers International's director of research and advisory.

    Industry players have also been eager to stake a claim in the area.

    In April, there was a 10-way tussle between some of Singapore's biggest property players for a 1.5ha commercial site next to Paya Lebar MRT.

    The tender was clinched by a consortium of property group Low Keng Huat, Guthrie and Sun Venture, which bid $586 million, or $872 per square foot per plot ratio (psf ppr), well above the $550 psf ppr or so predicted by analysts.

    A 2ha plot at the corner of Sims Avenue and Tanjong Katong Road was recently released for sale as part of the Government Land Sales Programme. It is zoned for office, hotel and commercial use.

    Another big field of developers could line up for this site, say market watchers, with an expected top bid of as much as $960 psf ppr. The tender closes on Oct 18.

    Several existing buildings in the precinct are primed for redevelopment as well.

    The old Singapura Theatre at the junction of Jalan Turi and Changi Road, once the go-to spot for Hindi and Malay movie fans, is likely be turned into a mixed-use project with apartments and shops. A partnership between Roxy-Pacific Holdings and Macly Capital secured the site last November for $44.9 million.

    In Geylang Road, the old Lion City Hotel site and the former Hollywood Theatre next door will become a learning and enrichment hub, with a residential component. The UOL group emerged tops in a six-cornered fight earlier this year, with its bid of $313 million for the site.

    Geylang Serai will also be receiving a facelift, to better reflect its distinct cultural identity.

    The Malay Village will be redeveloped and a new civic centre called Wisma Geylang Serai added.

    While the focus is on the district's commercial potential, the redevelopment effects are rubbing off on the area's residential sector as well.

    Savills said the average price of non-landed property in district 14 has risen to $1,035 psf, 35 per cent up on the $766 psf average in 2008.

    Far East Organization's latest project, euHabitat, is close to Paya Lebar, and like other developers, it is counting on the district's rejuvenation to draw new residents.

    'Eastern districts are traditionally popular with home buyers...Paya Lebar is already an established precinct with good transport links, services and amenities,' said Mr Chia Boon Kuah, Far East's chief operating officer for property sales.

    While the neighbourhood may seem to have a lot going for it, some analysts caution against being over-enthusiastic about the redevelopment plans.

    [email protected]

    Paya Lebar Central is poised to be a bustling commercial centre, with office, retail and hotel developments, as well as attractive public spaces.


    Source: The Straits Times © Singapore Press Holdings Ltd. Reprinted with permission.

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    Quote Originally Posted by Jaronbaer
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    What is this to do with Paya Lebar facelift? Should post under miscellaneous forum.

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    Sims Avenue site tender closes
    By Millet Enriquez | Posted: 18 October 2011 2314 hrs

    SINGAPORE: The tender of a commercial site at Sims Avenue / Tanjong Katong Road closed on Tuesday with only one bid - a joint tender by UOL Group and Singapore Land for S$529 million.

    The 99-year lease site was launched by the Urban Redevelopment Authority (URA) on July 26 and has a maximum permissible gross floor area of 86,918 square metres.

    The tender price translates to about S$565.74 psf of gross floor area (GFA), said Nicholas Mak, executive director of the Research & Consultancy Department at SLP International Property Consultants.

    He also noted that the land rate is 35 per cent lower compared to another commercial site at Paya Lebar Central awarded in April.

    Meanwhile, UOL Group President (Property) Mr Liam Wee Sin said the company plans to develop a retail mall with an office tower and a hotel component in the project.

    He added: "We see the long term potential of the proposed Paya Lebar commercial hub, which is in line with the government's plans to decentralise business activities out of the Central Business District."

    URA said it will evaluate the bid and will announce the tender award at a later date.

    -CNA/ac
    http://www.channelnewsasia.com/stories/singaporebusinessnews/view/1160227/1/.html
    http://www.ura.gov.sg/pr/graphics/2011/pr11-96a4.pdf

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    1 shot 1 kill. UOL cornered PL, interesting to see what planning they have.

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    URA rejects sole bid at paya lebar site: Too low bid price. PL may not be revitalise so quickly.

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    Paya Lebar business hub could be a mirage, as long as Geylang's seedy business is next to it. The MM investors in this area could be burnt as many are targetting the tenants working in the business hub.

    Jurong Lake District is much much better. It is very likely that more European companies will shift their operation to Asia in the next few years. If they are in Singapore, the European business centers at Jurong East will see more tenants.

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    Quote Originally Posted by DC33_2008
    URA rejects sole bid at paya lebar site: Too low bid price. PL may not be revitalise so quickly.
    LOL
    Yee ha! Did I tickle your funny bone?


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    Quote Originally Posted by DC33_2008
    URA rejects sole bid at paya lebar site: Too low bid price. PL may not be revitalise so quickly.
    Actually URA is right to reject. It isn't as if they sold it at a cheaper psf, the developer will correspondingly sell it cheaper to the investors.

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    Quote Originally Posted by kane
    Actually URA is right to reject. It isn't as if they sold it at a cheaper psf, the developer will correspondingly sell it cheaper to the investors.

    But if bought at high high prices, developer has higher moral ground to ask for high high selling prices too... in the end, buyers pay higher and higher...
    and the whole musical chair cycle goes on...

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    Quote Originally Posted by TKT
    But if bought at high high prices, developer has higher moral ground to ask for high high selling prices too... in the end, buyers pay higher and higher...
    and the whole musical chair cycle goes on...
    its more like protect the interest of the previous buyer tat bot 35% higher

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    IMHO, how can the URA rejects a sole bid. When they first release the land for bidding, does it indicate that if there is only 1 bid, it will be rejected. Bidding is bidding, if nobody fight for the land, and this company got it at a lower price, then it is his luck.

    Just like those houses on auction, if there is only 1 interested party, does that means that the house cannot be sold loh? Likewise for the 7th month bidding during the dinner, since they have stated the started price, whether 1 or more persons bidding for the items, it still have to be gone. That's my .

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    Quote Originally Posted by devilplate
    its more like protect the interest of the previous buyer tat bot 35% higher
    It is very contradicting leh, what happen if this current bidding is 35% higher than the earlier bid, then what happen, "sup ah" (in hokkien, swallow all).

    Then actually govt should also protect the price of our pte ppty, cannot let the price come down, if not those bought at higher price earlier, how ah? It is actually the timing that matters.

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    PL development may be slow down till next upturn given the global economic outlook.

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    Quote Originally Posted by irisng
    It is very contradicting leh, what happen if this current bidding is 35% higher than the earlier bid, then what happen, "sup ah" (in hokkien, swallow all).

    Then actually govt should also protect the price of our pte ppty, cannot let the price come down, if not those bought at higher price earlier, how ah? It is actually the timing that matters.
    i can only interpret one thing. clear signal from the government that PAYA LEBAR will be heavily invested and go UP UP and UP. Govt will not let paya lebar fail. safest investment. so those with $$$, go snap up your geylang houses nearest to paya lebar now.

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    Quote Originally Posted by Eastboy
    i can only interpret one thing. clear signal from the government that PAYA LEBAR will be heavily invested and go UP UP and UP. Govt will not let paya lebar fail. safest investment. so those with $$$, go snap up your geylang houses nearest to paya lebar now.
    U r wrong. Only 1 bid. Govt will prioritise resources in recession. They will go to marina bay, jurong, seletar n mrt.

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    Quote Originally Posted by hyenergix
    U r wrong. Only 1 bid. Govt will prioritise resources in recession. They will go to marina bay, jurong, seletar n mrt.
    actually hor, although it's only 1 bid i felt that it was a fair bid given the difficulty of building something with a middle of a big longkang flowing through!!!

    however i suspect the reserve price is very high. i have heard some insider news that they are going lure some of the foreign banks to set up their offices in paya lebar. when hotels + banks all come to the area, prices will only shoot up i think....

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    Quote Originally Posted by Eastboy
    actually hor, although it's only 1 bid i felt that it was a fair bid given the difficulty of building something with a middle of a big longkang flowing through!!!

    however i suspect the reserve price is very high. i have heard some insider news that they are going lure some of the foreign banks to set up their offices in paya lebar. when hotels + banks all come to the area, prices will only shoot up i think....
    Paya Lebar central is actually tiny compared to Marina, jurong and seletar:
    http://www.ura.gov.sg/skyline/skylin...03/text/08.htm

    Geylang is too near. Not much area for planners to expand the infrastructure leading to it, unlike the other three I mentioned. If I'm not wrong, a few buildings in the zone are already built long ago.

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